729 Third St · Scalp Level, PA 15963

$47,500

3 bd · 1.0 ba · 1,082 sqft · SingleFamily · 36 Days on market

3,485 sqft lot $44/sqft · 22% below area Est $61k · 22% under

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

RICHLAND TOWNSHIP 1/2 DOUBLE HOME IS WAITING FOR IT'S NEXT OWNER. This 3 bedroom home's 1st floor includes living room with panelled walls and WW carpet; eat-in kitchen with oak cabinets and appliances, updated 3/4 bath with vanity and walk-in shower, and mud room. Upstairs you will find 3 bedrooms with panelled walls and WW carpet. Walk-up attic provides plenty of storage. Laundry area with washer and dryer is located in the unfinished basement. Oil forced air heat to keep you warm. Covered front porch, rear deck, one-car attached garage plus off-street parking, newer roof, and so much more. Conveniently located to all local amenities including shopping, hospitals/medical facilities, resta

Key facts

• Covered front porch
• Updated bath
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• UPDATED BATH
• MUD ROOM
• WALK-UP ATTIC
• COVERED FRONT PORCH
• REAR DECK

Property features AI

Finance

• Financial info: Annual tax amount: $445

Exterior

• Parking: Attached garage (1 car); Off-street parking; Gravel parking area
• Utilities: Public water; Public sewer (sewer available)
• Home design: Two-story single family residence; Residential zoning
• Construction: Aluminum siding and frame construction; Shingle roof
• Exterior features: Covered porch; Deck; Patio; Rectangular lot; Public maintained road; City street frontage

Interior

• Kitchen: Dishwasher; Range / Oven; Refrigerator
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (oil); Ceiling fan(s)
• Interior features: Eat-in kitchen; Double pane windows; Full unfinished basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $752 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Recommended offer: $46k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#1,230 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, schools F, amenities F.
• Richland SD (suburban): math 57% / reading 72% proficiency, ranked #54 of 539 in PA (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 45 active listings in the ZIP; 64 units permitted in Cambria County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $328 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Cambria County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($46k) is reasonable based on typical stale-listing flexibility.

Recommended offer $46,075 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.81% ✓
• Cap rate: 25.30%
• Cash-on-cash: 67.87%
• DSCR: 4.02
• GRM: 3.0

CMA / ARV

• ARV (median comp): $61,134
• List price: $47,500
• Delta: -22.30%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1540 Paint St	0.75mi	3/2.5	1,104 (+2%)	20mo	$42,500	$38	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 67.2%
• Equity multiple: 4.02×
• Total profit: $40,218
• Equity at exit: $7,082

10-year hold

• IRR: 71.4%
• Equity multiple: 8.27×
• Total profit: $96,732
• Equity at exit: $4,107

Cash invested: $13,300 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 15963

• Home prices YoY: -24.4%
• Active inventory: 45
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,337 medium
• Mortgage (P&I): −$249
• Tax from tax record: −$35 /mo · $417/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $752

Break-even live

Break-even rent $384

Max offer price $47,500

Occupancy floor 39%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $11,875
• Closing costs: $1,425
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $47,500 Active 36 DOM
2. 2026-06-18
   days on market $47,500 Active 35 DOM
3. 2026-06-17
   days on market $47,500 Active 34 DOM
4. 2026-06-16
   days on market $47,500 Active 33 DOM
5. 2026-06-15
   days on market $47,500 Active 32 DOM
6. 2026-06-14
   days on market $47,500 Active 30 DOM
7. 2026-06-12
   days on market $47,500 Active 29 DOM
8. 2026-06-09
   days on market $47,500 Active 26 DOM
9. 2026-06-08
   days on market $47,500 Active 25 DOM
10. 2026-06-07
    days on market $47,500 Active 24 DOM
11. 2026-06-05
    days on market $47,500 Active 21 DOM
12. 2026-06-03
    days on market $47,500 Active 20 DOM
13. 2026-06-02
    days on market $47,500 Active 19 DOM
14. 2026-06-01
    days on market $47,500 Active 18 DOM
15. 2026-05-31
    days on market $47,500 Active 17 DOM
16. 2026-05-30
    days on market $47,500 Active 16 DOM
17. 2026-05-14
    listed $47,500 Active 852-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $417 · $35/mo
• Projected year-2 tax: $584 · $49/mo
• Expected delta: +$167/yr (+$14/mo · 39.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,039
• − Mortgage interest: −$2,661
• − Property taxes: −$417
• − Insurance: −$238
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − Depreciation: −$1,382
• Taxable income: $8,775
• Est. tax owed @ 24.0%: −$2,106
• After-tax cash flow: $6,921/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Richland SD
• NCES district ID: 4220250
• Math proficiency: 57% ▼ -4.00%
• Reading proficiency: 72% ▼ -1.00%
• Median HH income: $49,705
• Composite: 54.72/100
• National rank: #1322
• State rank: #54 of 539 in PA

Livability — Scalp Level

• Score: 64/100
• State rank: #1230
• US rank: #14673

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment F Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,383

Population outlook (Cambria County) Hauer SSP2

• Today (2025): 122,754 people
• By 2030: 115,827 · -5.6%
• By 2040: 101,309 · -17.5%
• By 2050: 88,379 · -28.0%
• By 2075: 65,237 · -46.9%
• By 2100: 46,909 · -61.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Romanian 17% Slovak 3% Iranian 3%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Cambria

• 2024 margin: Solid R (+39.7) · D 29.8% · R 69.5%
• 2008→2024 swing: -40.4pp toward R · 2008: 0.7pp · 2024: -39.7pp
• All cycles: 2024: R+39.7 2020: R+37.3 2016: R+37.8 2012: R+17.8 2008: D+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.99%
• Current HPI: 142.2017
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

1 event — show timeline

• 2026-05-14 Listed $47,500 CSMLS

Property tax history

+1.6%/yr

Latest (2026): $417 · +2.9% YoY. Source: county tax records.